Planning and Zoning Commission

Jim Harris, Chairman Lake Havasu City Suzannah Ballard Police Facility Don Bergen 2360 McCulloch Blvd North David Diaz Lake Havasu City, Arizona Gabriele Medley 86403 Chad Nelson www.lhcaz.gov Paul Lehr, Alternate Sam Levin, Alternate Matthew Mitchell, Alternate Planning and Zoning Commission Regular Meeting Minutes - Final Wednesday, June 1, 2022 9:00 AM 1. CALL TO ORDER Chairman Harris called the meeting to order at 9:00 a.m. 2. PLEDGE OF ALLEGIANCE Chairman Harris led the Pledge of Allegiance. 3. ROLL CALL Alternate Member Lehr was seated. Present: 7- Jim Harris, Donald Bergen, Chad Nelson, Gabriele Medley, David Diaz, Paul Lehr and Suzannah Ballard Absent: 2- Matthew Mitchell and Sam Levin 4. CORRESPONDENCE AND ANNOUNCEMENTS Mr. Morris gave the following update of the last City Council meeting zoning related items previously recommended for approval by the Planning Commission: • Kiowa C-2 property approved to remove Conditions of Approval from Ord. 07-873. • R-UMS and R-CHD Development Standards approved. Mr. Morris also reminded the Commission that three regular and two alternate member terms will be expiring at the end of this month. Any current member or anyone from the public may apply for the vacancies. Deadline to submit an application is 5:00 p.m., Friday, June 3, 2022. Expiring terms are for the following Commissioners: Nelson, Bergen, McGowan, Mitchell and Levin. 5. MINUTES Approval of Regular Meeting Minutes from May 4, 2022. Mr. Nelson made a motion to approve the Minutes of the last meeting. The motion was seconded by Mr. Diaz and carried by the following vote: Aye: 7 - Harris, Bergen, Nelson, Medley, Diaz, Lehr and Ballard Lake Havasu City Page 1 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 6. PUBLIC HEARING ID 22-3318 Request for a Preliminary Subdivision Plat for Golden Rox Townhouses, at 3437 Oro Grande Boulevard, Tract 2217, Block 6, Lot 12, Creating a 2-Unit Residential Townhouse Subdivision in the Residential Limited Multiple-Family (R-3) District Mr. Kearns thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is located on Oro Grande Blvd and Buena Vista Ave. • The properties to the North, South, and East are zoned R-3 and developed as multi-family uses and a church. • The property to the West is zoned Residential Single-Family (R-1) District and developed with an elementary School. [Preliminary Plat Map shown on screen.] • The site is currently a developed 2-unit multi-family complex that was built in 2001. The proposed townhouse plat will allow the units to be individually owned and they will be part of an association along with the common portions of the development. • The project includes: o 2 residential units with attached garages o Parcel A -Shared Area and Public Utility Easement – Rear yard will be restricted to each unit. • The project will have a property owners association to manage and maintain the association improvements. Parcel A will be privately owned and the water and wastewater within the subdivision will be installed and maintained by the association. Mr. Bergen mentioned that a single family home, located next door to the church did not seem to match the request. Mr. Kearns clarified that there are two detached single unit dwellings on this property. The owner is converting this to a townhouse subdivision, so that each unit can be individually owned. Lee Johnson, APL Surveying restated that these are two separate three bedroom, two bath, two-car garage units on one lot. Addressing Mr. Bergen's comment, Mr. Johnson stated that when you drive by the units, it looks like the one closest to the Church parking lot is a separate unit from the other unit, due to a gap between the units. This subdivision is being created for the individual sales of each unit. When questioned by Mr. Nelson, Mr. Johnson stated the subject lot width is 100 feet. Ms. Ballard asked if there will be three parcel units for this property once this is approved. Mr. Johnson stated the County assigns each unit a parcel number. The Assessor's office does not assign a parcel number to common areas. Instead, they take the value of the common area and apply that portion of tax to the number of units within the subdivision. Lake Havasu City Page 2 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 The rear is part of the overall common area. Through the CC&Rs they will create the side and rear yard as restricted common element which, in this case, means the rear behind Unit 101 will only be for the use of Unit 101 and the rear behind 102 will only be for the use of Unit 102. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Kearns stated that based on the findings, the Development Review Committee recommends approval of Land Use Action 22-3318, a Preliminary Subdivision Plat for Golden Rox Townhouses, at 3437 Oro Grande Blvd, Tract 2217, Block 6, Lot 12, creating a 2-Unit Residential Townhouse Subdivision in the Residential Limited Multiple-Family (R-3) District. Mr. Nelson asked what the required minimum lot width is. Mr. Morris stated that it depends on the zoning district. In this district, which is R-3 zoning, the lot would already be established. If it is a legally established lot, then it does not really matter what the lot width is at that point. You are allowed to build whatever is allowed to be built on that property. If you are creating a new subdivision, a new lot, then it needs to meet the minimum width of 60 feet in an R-3 zoning district. Mr. Nelson stated that, the only point of discussion is, he wants to discourage people creating duplexes and then turning them into individual houses. The difference in this one is that they are creating a subdivision. Mr. Nelson is in favor of the request, as it will add units to the inventory that the City desperately needs. Because this lot is 100 feet and essentially going down to 50 feet, he wants to ensure people know they cannot build a single family unit in a 50-foot lot. Chairman Harris stated that is basically the difference between a lot split and a subdivision. The City would not allow a lot split in this scenario, but if they create a subdivision with CC&Rs then it is doable. Mr. Lehr made a motion to approve [Land Use Action 22-3318, a Preliminary Subdivision Plat for Golden Rox Townhouses, at 3437 Oro Grande Blvd, Tract 2217, Block 6, Lot 12, creating a 2-Unit Residential Townhouse Subdivision in the Residential Limited Multiple-Family District]. The motion was seconded by Ms. Medley and carried by the following vote: Aye: 7 - Harris, Bergen, Nelson, Medley, Diaz, Lehr and Ballard ID 22-3319 Request for a Preliminary Subdivision Plat for Tres Mas Townhouses, at 2306 Palisades Drive, Tract 2192, Block 1, Lot 12, Creating a 3-Unit Residential Townhouse Subdivision in the Residential Limited Multiple-Family (R-3) District Mr. Kearns thanked the Chairman and presented a PowerPoint slideshow and narrative Lake Havasu City Page 3 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 including some of the following key points: • The subject property is located on Palisades Drive between Sandwood Drive and College Drive. • The properties to the North, South, and East are zoned R-3 and developed as multi- family and single family uses. • The property to the West is zoned Residential Multiple-Family (R-M) District and developed as Multiple-Family uses. Area and Zoning Maps are attached. [Preliminary Plat Map shown on screen.] • The site is currently vacant but building permits have been submitted and design review is underway. The proposed townhouse plat will allow the units to be individually owned and they will be part of an association along with the common portions of the development. • The project includes: o 3 residential units with attached garages o Parcel A, B and C - Restricted Common Areas and Public Utility Easement o Parcel D -Shared Area and Public Utility Easement o New 5-foot Drainage Easement • The project will have a property owners association to manage and maintain the association improvements. Parcel D will be privately owned and the water and wastewater within the subdivision will be installed and maintained by the association. Lee Johnson, APL Surveying, stated this request is also a three bedroom, two bathroom, two-car garage for each unit. Total of three units with side and rear common restricted area. Main drive in front is the overall common area. Drainage Easement created for storm drain system throughout the project that drains into underground storage. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Kearns stated that based on the findings, the Development Review Committee recommends approval of Land Use Action 22-3319, a Preliminary Subdivision Plat for Tres Mas Townhouses, at 2306 Palisades Dr, Tract 2192, Block 1, Lot 12, creating a 3-Unit Residential Townhouse Subdivision in the R-3 District. Mr. Diaz asked if the subject property's R-3 zoning designation will remain the same, to which Mr. Kearns affirmed. Mr. Nelson made a motion to approve ID 22-3319 [a Preliminary Subdivision Plat for Tres Mas Townhouses, at 2306 Palisades Drive, Tract 2192, Block 1, Lot 12, creating a 3-Unit Residential Townhouse Subdivision in the Residential Limited Multiple-Family District] with staff's recommendations. Mr. Bergen seconded the motion which carried by the following vote: Aye: 7 - Harris, Bergen, Nelson, Medley, Diaz, Lehr and Ballard Lake Havasu City Page 4 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 ID 22-3320 Request for a Preliminary Subdivision Plat for La Fortuna Townhouses, at 2015 Moyo Drive, Tract 100, Block 1, Lots 1 & 2, Creating a 16-Unit Residential Townhouse Subdivision in the Residential Commercial and Health District (R-CHD) Mr. Kearns thanked the Chairman and presented a PowerPoint slideshow and narrative including some of the following key points: • The subject property is located on Moyo Drive and Injo Drive. • The properties to the North, South, and East are zoned R-CHD and developed as multi-family uses and vacant lots. • The property to the West is zoned Commercial and Health (C-CHD) District and developed for Commercial uses. [Preliminary Plat Map shown on Screen.] • There is currently a previously approved 9-unit Townhouse Subdivision for this property that would be replaced by Land Use Action 22-3320. • The site is currently vacant but building permits have been submitted and design review is underway. The proposed townhouse plat will allow the units to be individually owned and they will be part of an association along with the common portions of the development. • The project includes: o 16 residential units with attached garages o Parcel A -Shared Area and Public Utility Easement o Parcel B -Common Pool Area • The project will have a property owners association to manage and maintain the association improvements. Parcels A and B will be privately owned and the water and wastewater within the subdivision will be installed and maintained by the association. Chairman Harris asked what the lot dimensions are of the parcel. Per Mr. Johnson, Mr. Kearns stated 240 feet by 150 feet. Mr. Nelson asked if the approaches along Injo are for the attached garages. The answer was deferred to the applicant. Lee Johnson , APL Surveying, stated none of these have attached garages. The project includes: five two-bedroom, two bath units (the ones facing Injo Drive and one by the pool area); eleven one bedroom, one bath units; and 21 parking stalls. Parking stalls are in Parcel A. Mr. Diaz asked how long ago was the previously 9-unit complex approved. Mr. Johnson stated about a year and a half ago. The developer changed from those to what he is doing now due to a couple of issues. One being the cost of construction. Those are similar to Lake Havasu City Page 5 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 the units he is building over on Swanson at Riverwalk and the two stories complex over on Moyo. Cost of construction has gone up. Two, he is having a hard time finding laborers that can actually build the two-story units. That is why he has switched to projects that he has been doing elsewhere. The Commission had a brief discussion about the allotted parking for the project. Mr. Diaz feels this will be a parking nightmare; however, Chairman Harris stated parking is something that the City staff considers prior to any approval of a development. Mr. Morris stated that in this particular zoning district, which is the R-CHD, the parking requirements for multiple family is one parking space for every one or fewer bedroom unit, and one and a half parking spaces for every two or more bedroom unit, plus one parking space for every five units for guest parking. This project meets the minimum parking requirements for design review and subdivision processing. Mr. Nelson asked if sidewalks will be required. Mr. Morris stated offsite improvements are required in these multiple family zoning districts. These improvements include sidewalks, curb, gutter, and any street pavement that may need to be extended. Chairman Harris opened the Public Hearing, hearing none, he closed the Public Hearing. Mr. Kearns stated that based on the findings, the Development Review Committee recommends approval of Land Use Action 22-3320, a Preliminary Subdivision Plat for La Fortuna Townhouses, at 2015 Moyo Dr, Tract 100, Block 1, Lot 1 & 2, creating a 16-Unit Residential Townhouse Subdivision in the R-CHD District. Mr. Nelson made a motion to approve ID 22-3320, [a Preliminary Subdivision Plat for La Fortuna Townhouses, at 2015 Moyo Drive, Tract 100, Block 1, Lots 1 & 2, creating a 16-Unit Residential Townhouse Subdivision in the Residential Commercial and Health District] with staff's recommendation. The motion was seconded by Ms. Ballard and carried by the following vote: Aye: 7 - Harris, Bergen, Nelson, Medley, Diaz, Lehr and Ballard 7. CALL TO PUBLIC None. 8. FUTURE MEETING The next Regular meeting is scheduled for June 15, 2022. Two items have been submitted for this meeting. 9. ADJOURNMENT Chairman Harris adjourned the meeting at 9:32 a.m. Lake Havasu City Page 6 Printed on 6/15/2022 Planning and Zoning Commission Minutes - Final June 1, 2022 _________________________________________ Jim Harris, Chairman _________________________________________ Maria Hart, Recording Secretary Lake Havasu City Page 7 Printed on 6/15/2022